321 W South St · Cambridge, IL 61238

$112,000

2 bd · 1.0 ba · 770 sqft · SingleFamily public records · 151 Days on market

Built 1920 0.30 ac lot $145/sqft · 19% above area Est $114k · at est.

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +9.2/10.0
• Cash flow +8.6/30.0
• ARV discount +8.3/15.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Welcome Home to this wonderfully maintained ranch in beautiful Cambridge. Nestled on a quiet street, and not far from the center of town. Just a quick trip to Geneseo! This home boasts not one but two sheds for your tools and toys, a nice sized backyard with firepit. A deck just off the kitchen overlooking the yard would be perfect for relaxing and soaking up the sun, or for entertaining. Walk inside from the deck and you'll find the kitchen, well lit with natural light and complete with stainless steel appliances (including brand new fridge). Water filtration system is an added bonus. Washer and Dryer hookups on the main level! What a great home at a great price - come check it out before it's gone!

Key facts

• Sliding glass doors
• Ensuite full bath
• Ranch style home

Tags

• RANCH STYLE HOME
• ENSUITE FULL BATH
• MAIN LEVEL LAUNDRY
• PARTIALLY FINISHED BASEMENT
• EGRESS WINDOW
• SLIDING GLASS DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (14.8% below list).
• Recommended offer: $95k (15.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#584 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Cambridge CUSD 227 (rural): math 28% / reading 37% proficiency, ranked #215 of 620 in IL (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($774 loan paydown + $9k appreciation (8.3% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,997 (15.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 9.8

CMA / ARV

• ARV (median comp): $113,952
• List price: $112,000
• Delta: -1.71%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 S Prospect St	0.32mi	2/1.0	720 (-6%)	23mo	$93,500	$130	55
207 S Prospect St	0.32mi	2/1.0	720 (-6%)	23mo	$93,500	$130	55
109 N Pleasant St	0.62mi	2/1.0	720 (-6%)	16mo	$62,500	$87	47
109 N Pleasant St	0.62mi	2/1.0	720 (-6%)	16mo	$62,500	$87	47
312 E Center St	0.58mi	3/2.0 (+1)	864 (+12%)	11mo	$140,000	$162	35
312 E Center St	0.58mi	3/2.0 (+1)	864 (+12%)	11mo	$140,000	$162	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.36×
• Total profit: $42,516
• Equity at exit: $87,693

10-year hold

• IRR: 17.0%
• Equity multiple: 5.09×
• Total profit: $128,181
• Equity at exit: $176,613

Cash invested: $31,360 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61238

• Home prices YoY: 3.1%
• Active inventory: 15
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$217 /mo · $2,598/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-96

Break-even live

Break-even rent $1,077

Max offer price $94,997

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-05-20
   historical Contingent - Continue to Show
2. 2026-05-07
   price $112,000
3. 2026-05-04
   status Active
4. 2026-04-26
   status Pending
5. 2026-04-24
   historical Contingent - Continue to Show
6. 2026-04-06
   price $114,900
7. 2026-03-13
   price $117,500
8. 2026-01-16
   status Active
9. 2026-01-14
   historical
10. 2026-01-08
    status Active
11. 2026-01-06
    historical
12. 2026-01-05
    historical
13. 2025-12-06
    listed Active
14. 2022-08-16
    soldstatus $99,000
15. 2022-08-12
    soldstatus $99,000 709-char remark

    Show marketing remark (709 chars)

    Welcome Home to this wonderfully maintained ranch in beautiful Cambridge. Nestled on a quiet street, and not far from the center of town. Just a quick trip to Geneseo! This home boasts not one but two sheds for your tools and toys, a nice sized backyard with firepit. A deck just off the kitchen overlooking the yard would be perfect for relaxing and soaking up the sun, or for entertaining. Walk inside from the deck and you'll find the kitchen, well lit with natural light and complete with stainless steel appliances (including brand new fridge). Water filtration system is an added bonus. Washer and Dryer hookups on the main level! What a great home at a great price - come check it out before it's gone!

16. 2022-08-12
    soldstatus $99,000 Closed 709-char remark

    Show marketing remark (709 chars)

    Welcome Home to this wonderfully maintained ranch in beautiful Cambridge. Nestled on a quiet street, and not far from the center of town. Just a quick trip to Geneseo! This home boasts not one but two sheds for your tools and toys, a nice sized backyard with firepit. A deck just off the kitchen overlooking the yard would be perfect for relaxing and soaking up the sun, or for entertaining. Walk inside from the deck and you'll find the kitchen, well lit with natural light and complete with stainless steel appliances (including brand new fridge). Water filtration system is an added bonus. Washer and Dryer hookups on the main level! What a great home at a great price - come check it out before it's gone!

17. 2022-08-01
    status Pending 709-char remark

    Show marketing remark (709 chars)

    Welcome Home to this wonderfully maintained ranch in beautiful Cambridge. Nestled on a quiet street, and not far from the center of town. Just a quick trip to Geneseo! This home boasts not one but two sheds for your tools and toys, a nice sized backyard with firepit. A deck just off the kitchen overlooking the yard would be perfect for relaxing and soaking up the sun, or for entertaining. Walk inside from the deck and you'll find the kitchen, well lit with natural light and complete with stainless steel appliances (including brand new fridge). Water filtration system is an added bonus. Washer and Dryer hookups on the main level! What a great home at a great price - come check it out before it's gone!

18. 2022-07-03
    historical Under Contract 709-char remark

    Show marketing remark (709 chars)

    Welcome Home to this wonderfully maintained ranch in beautiful Cambridge. Nestled on a quiet street, and not far from the center of town. Just a quick trip to Geneseo! This home boasts not one but two sheds for your tools and toys, a nice sized backyard with firepit. A deck just off the kitchen overlooking the yard would be perfect for relaxing and soaking up the sun, or for entertaining. Walk inside from the deck and you'll find the kitchen, well lit with natural light and complete with stainless steel appliances (including brand new fridge). Water filtration system is an added bonus. Washer and Dryer hookups on the main level! What a great home at a great price - come check it out before it's gone!

19. 2022-07-01
    listed $99,000 709-char remark

    Show marketing remark (709 chars)

    Welcome Home to this wonderfully maintained ranch in beautiful Cambridge. Nestled on a quiet street, and not far from the center of town. Just a quick trip to Geneseo! This home boasts not one but two sheds for your tools and toys, a nice sized backyard with firepit. A deck just off the kitchen overlooking the yard would be perfect for relaxing and soaking up the sun, or for entertaining. Walk inside from the deck and you'll find the kitchen, well lit with natural light and complete with stainless steel appliances (including brand new fridge). Water filtration system is an added bonus. Washer and Dryer hookups on the main level! What a great home at a great price - come check it out before it's gone!

20. 2022-07-01
    listed $99,000 Active 709-char remark

    Show marketing remark (709 chars)

    Welcome Home to this wonderfully maintained ranch in beautiful Cambridge. Nestled on a quiet street, and not far from the center of town. Just a quick trip to Geneseo! This home boasts not one but two sheds for your tools and toys, a nice sized backyard with firepit. A deck just off the kitchen overlooking the yard would be perfect for relaxing and soaking up the sun, or for entertaining. Walk inside from the deck and you'll find the kitchen, well lit with natural light and complete with stainless steel appliances (including brand new fridge). Water filtration system is an added bonus. Washer and Dryer hookups on the main level! What a great home at a great price - come check it out before it's gone!

21. 2021-07-06
    soldstatus $93,500
22. 2021-07-06
    soldstatus $93,500
23. 2021-07-06
    soldstatus $93,500
24. 2021-06-10
    listed $93,500
25. 2021-06-10
    listed $93,500
26. 2012-10-09
    soldstatus $70,000
27. 2012-10-05
    soldstatus $70,000
28. 2012-10-05
    soldstatus $70,000
29. 2012-08-20
    listed $72,500
30. 2012-08-20
    listed $72,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $2,598 · $217/mo
• Projected year-2 tax: $2,598 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,457
• − Mortgage interest: −$6,274
• − Property taxes: −$2,598
• − Insurance: −$560
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$3,258
• Taxable loss: −$3,066
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $-419/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cambridge CUSD 227
• NCES district ID: 1708160
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 37% ▲ 10.00%
• Median HH income: $55,653
• Composite: 28.79/100
• National rank: #6663
• State rank: #215 of 620 in IL

Livability — Cambridge

• Score: 66/100
• State rank: #584
• US rank: #12167

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, IL
• Population (ZIP): 2,705

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: English 6% Scottish 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.34%
• Current HPI: 276.25
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+54.5% since first listed

30 events — show timeline

• 2026-05-20 Contingent — MRED as Distributed by MLS Grid
• 2026-05-07 Price Changed $112,000 MRED as Distributed by MLS Grid
• 2026-05-04 Relisted — MRED as Distributed by MLS Grid
• 2026-04-26 Pending — MRED as Distributed by MLS Grid
• 2026-04-24 Contingent — MRED as Distributed by MLS Grid
• 2026-04-06 Price Changed $114,900 MRED as Distributed by MLS Grid
• 2026-03-13 Price Changed $117,500 MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-06 Listed — RMLSA as Distributed by MLS Grid
• 2022-08-16 Sold (Public Records) $99,000 Public Records
• 2022-08-12 Sold (MLS) $99,000 RMLSA as Distributed by MLS Grid
• 2022-08-12 Sold (MLS) $99,000 MRED as Distributed by MLS Grid
• 2022-08-01 Pending — RMLSA as Distributed by MLS Grid
• 2022-07-03 Contingent — RMLSA as Distributed by MLS Grid
• 2022-07-01 Listed $99,000 RMLSA as Distributed by MLS Grid
• 2022-07-01 Listed $99,000 MRED as Distributed by MLS Grid
• 2021-07-06 Sold (Public Records) $93,500 Public Records
• 2021-07-06 Sold (MLS) $93,500 RMLSA as Distributed by MLS Grid
• 2021-07-06 Sold (MLS) $93,500 MRED as Distributed by MLS Grid
• 2021-06-10 Listed $93,500 RMLSA as Distributed by MLS Grid
• 2021-06-10 Listed $93,500 MRED as Distributed by MLS Grid
• 2012-10-09 Sold (Public Records) $70,000 Public Records
• 2012-10-05 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2012-10-05 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2012-08-20 Listed $72,500 MRED as Distributed by MLS Grid
• 2012-08-20 Listed $72,500 RMLSA as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2024): $2,598 · +2.1% YoY. Source: county tax records.